GENERAL DEVELOPMENT PLAN

ANN ARBOR
CHARTER TOWNSHIP

October 8, 2001

Ann Arbor Township Board

Elizabeth Langford, Supervisor
Catherine Braun, Clerk
Virginia A. Forshee, Treasurer
John Allison, Trustee
Richard Dieterle, Trustee
Della DiPietro, Trustee
Michael Moran, Trustee

Ann Arbor Township Planning Commission

Herbert Sloan, Chair
Norma Marshall, Vice Chair
Jane Zimmerman, Secretary
Michael Moran
Diane O'Connell
Kris Olsson
James Snyder

Adopted by the Ann Arbor Township Planning Commission
on October 8, 2001.
Endorsed by the Ann Arbor Township Board
on ____________, 2001.

GENERAL DEVELOPMENT PLAN ANN ARBOR CHARTER TOWNSHIP

October 8, 2001

TABLE OF CONTENTS PAGE NOS.

PART 1 INTRODUCTION
SECTION 1.01 RELATION TO THE 1992 PLAN 2
SECTION 1.02 PRINCIPAL CHARACTERISTICS OF THE PLAN 2-3
SECTION 1.03 THE PLANNING AREA 3

PART 2 HISTORY OF ANN ARBOR TOWNSHIP
SECTION 2.01 PHYSIOGRAPHIC HISTORY 5
SECTION 2.02 TRAILS OF NATIVE AMERICANS 6
SECTION 2.03 EARLY SETTLEMENT 6-8
SECTION 2.04 RAILROADS 8
SECTION 2.05 FREEWAYS 8
SECTION 2.06 AREA GROWTH 8-9
SECTION 2.07 CONCLUSION 10

PART 3 EXISTING CONDITIONS: THE PLANNING
AGENDA 12-23

PART 4 OBJECTIVES 25-27

PART 5 STRATEGY 29-31

PART 6 POLICIES
SECTION 6.01 AGRICULTURAL AREA POLICIES 33-35
SECTION 6.02 RESIDENTIAL AREA POLICIES 35-40
SECTION 6.03 COMMERCIAL AREA POLICIES 40-41
SECTION 6.04 OFFICE AREA POLICIES 41
SECTION 6.05 RESEARCH AND INDUSTRIAL AREA POLICIES 41-42
SECTION 6.06 STREET AND TRANSPORATION POLICIES 42-47
SECTION 6.07 PUBLIC FACILITIES POLICIES 47-53
SECTION 6.08 NATURAL FEATURES POLICIES 53-57

PART 7 IMPLEMENTATION OF PLAN POLICIES
SECTION 7.01 INTRODUCTION 59
SECTION 7.02 ZONING REGULATIONS 59-61
SECTION 7.03 REGULATION OF LAND DIVISION 61-62
SECTION 7.04 INFRASTRUCTURE 62-63

PART 8 PLAN MONITORING
SECTION 8.01 INTRODUCTION 65
SECTION 8.02 BENEFITS OF MONITORING PROGRAM 65
SECTION 8.03 DESCRIPTION OF PROGRAM 65-66

GLOSSARY 68-69

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MAPS AND TABLES

Number Name Following page

MAP 1 Planning Area 3

MAP 2 Early Trails 6

MAP 3 City Boundaries 9

MAP 4 Land Use Plan 32

MAP 5 Residential Areas Plan 39

MAP 6 Street Plan 46

MAP 7 Sanitary Sewer Service 47

MAP 8 Water Service 48

MAP 9 Public Facilities 49

MAP 10 Natural Features 56

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PART 1

INTRODUCTION

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

PART I INTRODUCTION
SECTION 1.01 RELATION TO THE 1992 PLAN

The township's previous comprehensive general development plan was adopted in 1992. Since that time, conditions affecting the township have changed to the point that a major revision of that plan has become warranted. In addition, its day-to-day use points to certain elements needing improvement. In light of these circumstances, the Planning Commission has decided to completely revise that plan. The revised version will, upon adoption by the Planning Commission, replace the comprehensive general development plan adopted in 1992.

SECTION 1.02 PRINCIPAL CHARACTERISTICS OF THE PLAN

A. The plan describes the Planning Commission's strategies for the future of Ann Arbor Township and the policies that are intended to implement them. Those strategies address the fundamental issues that the Planning Commission expects the township to face in the next 20 years. The plan is focused on a limited number of issues in order to concentrate on those that can truly make a difference in the township's future.

B. Since the plan concentrates on strategies and policies, it is general in nature, focusing on the Planning Commission's intended response to various issues. Thus, it does not prescribe or predict uses of specific parcels of land, except in a few circumstances such as the Washtenaw Community College campus. Instead, it describes the intended uses of general areas. The plan is not intended to be a "blueprint" for the future, and should not be interpreted in this fashion. It also does not state that a certain action will be taken at a future time. To use the plan in either fashion would require the Planning Commission to make decisions today concerning future events, something that is impossible to do and, if attempted, would give the plan an unworkable rigidity.

C. The plan provides guidelines for making decisions or recommendations in the future. For example, it provides the framework for Planning Commission recommendations on rezoning petitions and subdivision plats to the Township Board, and for Planning Commission decisions on site plans. Decisions will be made on a case-by-case basis at the time necessary and within the context of the plan. The plan will be amended if analysis generated by required decisions indicates that changes are deemed appropriate.

D. The plan recognizes the fact that the future is uncertain and cannot be predicted, and that current perceptions of future conditions might change. The major issues it addresses might also change over time, and strategies and policies designed to respond to them might have to be modified or replaced with new ones. The Planning Commission intends to periodically review, refine, and otherwise modify the plan as events unfold. Refinement may be in the form of restating, deleting, or adding to the issues, strategies, goals, or policies set forth in the following pages. It may also involve the creation of detailed policies for specific areas of the township. These changes might result from an analysis of a specific development proposal, such as a rezoning petition; a capital improvement proposal by the township or other government body; or a periodic review of the plan or a detailed study of a part of the township by the Planning Commission. This approach can be viewed as a series of successive attempts to adapt the plan, as well as the planning process, to changing conditions.

E. The plan is an overall guide to decision-making. Continual use of the planning process, and not just the plan itself, will assure that decisions regarding land uses and facilities will be better than they would be in the absence of such a process. It is the Planning Commission's intent to continually improve the planning process as well as the plan.

F. The plan was designed to indicate the preferred uses for all parts of the planning area, rather than for a projected population or a target year.

G. The maps in the plan are intended only to illustrate some of the policies described in the text. They show general locations of uses and facilities. The text of the plan should be consulted for a description of policies that apply to specific areas or features.

SECTION 1.03 THE PLANNING AREA

The planning area includes all areas of the township that are to remain in Ann Arbor Township based on the 1994 Boundary Policy Statement with the City of Ann Arbor. The plan does not designate uses for those areas currently in Ann Arbor Township but that are to be annexed by the City in accordance with the terms of the Boundary Policy Statement.

The planning area contains approximately 9,500 acres or 15 square miles. (See map 1.) It is divided into three sub areas, only for ease and convenience of reference to locations within the planning area. These are:

* The northwest area, the area west of US 23 and North of M14

* The north area, the area east of US 23 and North of M14

* The east area, the area east of US 23 and south of M14. This is the only area in the planning area that has public water and sanitary sewer services.

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PART 2

HISTORY OF ANN ARBOR TOWNSHIP

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

PART 2 HISTORY OF ANN ARBOR TOWNSHIP

SECTION 2.01 PHYSIOGRAPHIC HISTORY

The history of the Ann Arbor area began long before recorded accounts of initial settlement. The physical setting of the area was established approximately 14,000 years ago at the end of the last glaciation. The melting glacier created the area's topography and natural drainage systems. Debris was deposited at the front of the melting glacier. Two ridges, one on the east side of the present city and one on the west, were formed as a result. Kettle holes were also formed and became ponds or lakes.

The glacier played an important role in the settlement and subsequent development of the Ann Arbor area. It, of course, created the final topography-final until humans began excavating, filling and grading during the 19th and 20th centuries-and the Huron River and tributary streams, wetlands, and ponds. Many of the results are still visible today. It was also responsible for the area's fine soils, which supported agricultural production after the area was opened in the early 1800's for settlement. Sand, gravel, and boulders that were deposited by the glacier's melting were used for building materials. Potential building sites were created.

The geologic feature with primary impact on the settlement and development of the Ann Arbor area was the Huron River and its tributary streams. The former was used as a transportation route from Detroit, and Lake Erie, west to Rawsonville (also known as Snow's Landing in early years). Since the river was not navigable west of this point, materials and supplies were shipped by wagon for the remainder of the trip to Ann Arbor. Land shipment was undependable, however; in wet weather the roads that existed in early years were impassable. This forced the early settlers to become more self-sufficient, resulting in the establishment of flour, saw, and paper mills on the river and its tributaries.

The natural features of the area encouraged establishment of an agricultural industry from the first days of settlement. Crops and livestock were raised, leading to the establishment of grain mills and later to tanneries and wool mills.

The site for the original settlement of Ann Arbor was selected because of its physical features. John Allen and Elisha Rumsey, who explored Washtenaw County for a possible settlement site, chose the Ann Arbor area because they found here "a natural clearing with fertile soil, a nearby river to furnish water power and transportation, and proximity to the growing commercial center of Detroit."

One Ann Arbor historian described this area's natural attributes in 1881 as follows:

"The locality has had every advantage; nature made it beautiful, the American pioneer made it useful. The former conferred upon it a rich soil and a great water power; the latter utilized each, transforming the soil into well ordered gardens and turning the waters of the river into channels of industry."

SECTION 2.02 TRAILS OF NATIVE AMERICANS

Prior to the coming of the European settlers in the early 1800s, the area was inhabited by Native Americans. They had two village sites close to Ann Arbor Township, but none within it-one just to the north, between Pontiac Trail and Joy Road in Section 35 of Northfield Township, and one at Packard and Stone School Roads in Pittsfield Township. A number of their trails crossed the township, usually following high ground and waterways, skirting the edges of dense woods and swamps. They intersected on the west side of the current Ann Arbor central business district. A map from a Washtenaw County history published in 1881 shows 11 trails in the township. Many of them became roads in the early settlement period; these remain to the present day. For example, Plymouth Road, Fuller/Geddes, Geddes/Huron River Drive, Washtenaw Avenue east of Stadium Boulevard, Main Street, Liberty Street, Dexter/Huron Street west of Main Street, and Miller Avenue all generally follow the earlier trails. Portions of Joy Road and Pontiac Trail also follow the route of earlier trails. The generalized location of these trails is shown on Map 2.

SECTION 2.03 EARLY SETTLEMENT

The history of Ann Arbor Township from the days of initial settlement to the present has been inextricably connected to the history of the city. Whereas the township of Ann Arbor was created in 1827, five years after Washtenaw County was formed, the city was officially founded as a settlement on February 2, 1824, when Allen and Rumsey registered their claim to 640 acres of land. The new settlement was named "Ann's Arbor," after the founders' wives and for the grove-like appearance of the site. Shortly after settlement, Ann's Arbor was designated the county seat.

Ann Arbor Township was created in 1827 when the Legislative Council of the Michigan Territory divided the county into three townships-Ypsilanti, Dexter, and Ann Arbor. Those townships were subsequently divided into the 20 that exist today. An 1843 map shows Ann Arbor Township with 36 sections, so its final size was established between 1827 and 1843.

The township, including the future city of Ann Arbor, grew slowly in the first few years. The area experienced a spurt of growth after the Erie Canal was completed in 1825. The canal linked Detroit and points west with the east coast by connecting Lake Erie with the Hudson River. By 1827, the settlement of Ann Arbor had a population of 150 people and 20 to 30 dwellings. Supplies were procured in Detroit and brought by wagon through Plymouth or by boats pushed upstream on the Huron River to present-day Rawsonville, where they were shipped by wagon for the remainder of the trip to Ann Arbor.

On April 23, 1833, the Michigan Legislative Council approved a statute that permitted incorporation of the Village of Ann Arbor. The act made the corporate limits of the new village the same as the boundaries of the original plat that was laid out and recorded by Allen and Rumsey. A history of Washtenaw County shows the population of the village and remaining township as 2,900 people. At that time the area had 4 churches, 2 newspapers, 2 banks, 8 mills and factories, numerous stores, 11 lawyers, and 9 physicians. The state legislature, in 1837, approved the transfer of the University of Michigan from Detroit to the new village. The university located itself on a tract of land on the east edge of the village plat.

The railroad from Detroit was opened in 1839, spurring a new round of growth in the Ann Arbor area. Transportation to and from the area was now much easier, not to mention faster.

The earliest good map now available was prepared in 1843. This map, if it is reasonably accurate, shows a number of features that are historically important to the development of the area. First, the routes of most of the area's current surface roads were already established by 1843. There are, however, some notable differences between then and now. For example, Warren Road (all names are current ones) did not extend west of Pontiac Trail at that time; Dhu Varren Road crossed the entire township, from what is now Ford Road at Dixboro Road to Maple Road; and Dhu Varren Road had a bridge across the Huron River. Maple Road terminated at Dhu Varren Road and also crossed the river.

The map also shows six roads crossing the river in 1840. They were Maple Road, Dhu Varren Road (across what is now Barton Pond), Beakes Street (as an extension of Plymouth Road), Maiden Lane (between Fuller/Glazier Way and Plymouth/Beakes), Fuller/Glazier Way, and Geddes Road. Three of these crossings were within one-half mile of each other in the village; the others were at the west and east edges of the township. The river was, therefore, a physical barrier to movement between the north and south parts of the township between these widely separated crossing points.

The village occupied about one square mile of land in 1843, leaving the township with all but one of its original 36 square miles. The Michigan Central railroad is shown in the Huron River valley, but the Ann Arbor railroad is not shown, as it had not yet been constructed. A number of mills existed in the area in 1843: a sawmill (Chull's) and a paper mill in Section 7 (between the railroad and the river in the vicinity of Newport and Bird Roads); a sawmill (Kellogg's) and a flour mill on the east side of the river in Section 17 (west of Whitmore Lake Road); a sawmill (Woodruff) on Mallets (n) Creek in Section 35 (on the south edge of the swamp along Huron River Drive); a sawmill and flour mill (Geddes) between the railroad and river in Section 36) at the intersection of Dixboro and Geddes Roads and two sawmills on Fleming Creek, one south of Geddes Road in Section 25, probably Parker Mill, identified as Pages, and one in Section 24, on the present University of Michigan property. Another sawmill was located on Traver Creek (Traverse) in Section 21, just north of Plymouth Road. Three schoolhouses were in or close to Ann Arbor Township. One was located south of Joy Road at Whitmore Lake Road, and two on the north side of Joy Road one in Northfield Township at Pontiac Trail and the other in Salem Township at Dixboro Road. A post office was located in Northfield Township, just north of the school at Whitmore Lake Road.

Thus, the map shows that almost all the economic and social facilities that had been constructed by 1843 were either in the village, along the river, or in the portion of the township north of the river. The map shows nothing south of the river outside the village, except a furnace just west of the village, in the vicinity of First Street and the aforementioned sawmill in Section 35. This suggests that developments existing by 1843 were either in the village or north of the river.

SECTION 2.04 RAILROADS

Construction of railroad tracks had an impact on the settlement of Ann Arbor Township and the surrounding area in two ways. Because of their ability to move people, produce, products, and equipment with relative ease, the stage was set for economic growth. At the same time, the tracks created a barrier. Road extensions were less frequent than they might have been in the absence of the railroad. With the additional obstacles posed by the Huron River, crossings were difficult and expensive. A current example is the Dixboro Road crossing of the river and railroad.

The township is crossed by two railroads. The Michigan Central, completed in 1839, crosses it in a northwest-southeast direction, generally following the Huron River. The original route still exists. The second railroad, the Ann Arbor, was constructed during the latter part of the 19th century. A map dated 1895 shows the railroad in its current alignment, except for the segment just north of Plymouth Road. The railroad track diverged from its current route to the northeast in the southwest corner of Section 15 in the vicinity of Upland Drive. It then followed a northeasterly course through Section 14, and turned north through Sections 11 and 4 about midway between Nixon and Earhart Roads. The track turned northeast again in Northfield Township to Leland Station, at North Territorial and Earhart Roads. At this point it turned to the northwest to Whitmore Lake. The 1895 map shows a proposed "cutoff" route through Ann Arbor Township, which became the present alignment of the track. Since a 1911 map shows the entire railroad in its current alignment through the township, the cutoff must have been constructed between 1895 and 1911.

SECTION 2.05 FREEWAYS

Construction of the freeway system in the Ann Arbor area continued the transportation improvements that attracted economic development. The freeways, especially M14, improved travel time between the Ann Arbor and Detroit metropolitan areas, and made the Ann Arbor area a more functional part of the larger southeast Michigan region. Ann Arbor Township, in particular, became a more accessible place to live.

SECTION 2.06 AREA GROWTH

The interweaving of the city and township histories is characterized by a pattern of the city's incorporated area expanding into the township. Since its founding, the city has expanded into Pittsfield Township to the south and Scio Township to the west. But the largest part of the city by far is located in what was at one time Ann Arbor Township. The location of city areas in Ann Arbor Township for selected years is shown on Map 3. (Note: This map was derived from readily available information. Comparison of available maps suggests that there are some errors in the various delineation's of city boundaries over the years, but the overall outline of the incorporated area is reasonably accurate. It should also be noted that the city's boundaries shown on Map 3 are highly generalized. As a result, numerous islands as well as irregularities in the boundaries are not shown because of the small scale of the map.)

The map shows that the city's growth, as expressed by its corporate limits, was quite well balanced in all directions through the 1940s. Major growth occurred to the east and northeast between 1950 and 1970. A smaller amount of growth occurred in the Ann Arbor Township portion of the city from 1970 through the 1990s. This most recent growth consisted primarily of infill of older islands and relatively small accretions of land on the perimeter, particularly in the northeast part of the city.

Since 1843, the township's land area, as shown in the following table, decreased by about 50 percent:

1843 35 square miles
1934 29 1/2 square miles
1949 27 1/2 square miles
1970 18 square miles
1991 17 square miles
2000 16 1/2 square miles

(Note: The average figures are estimates and include Barton Hills Village.)

The township's population has fluctuated over the years since its founding. The decennia population figures are:

1850 4,870
1860 2,055
1870 1,383
1880 1,400
1900 1,055
1910 934
1920 967
1930 2,223
1940 3,198
1950 2,795
1960 3,521
1970 3,488
1980 3,445
1990 3,828
2000 5,055

(Note: All population figures include Barton Hills Village.)

SECTION 2.07 CONCLUSION

This brief survey of Ann Arbor Township's past shows that the area's potential for growth was established early by several factors that would influence its character and the opportunities it offered. First, its natural setting the result of the last glacial age left the area with a scenic beauty, good soil for agriculture to support early settlers, and ample water supplies. Next, human settlements provided the foundation for development. Native Americans traversed the area with trails that established the pattern for most of the current road system. European settlers, who came later, founded the City of Ann Arbor and Ann Arbor Township. The city gradually became the dominant social and economic force in the life of the township: it was a magnet for urban growth and a consumer of township land to support that growth.

The third factor contributing to the area's growth potential was the major improvements made to the transportation system tying the area to much larger economic regions. The railroads created the first dependable and efficient economic connection between the Ann Arbor and Detroit areas and provided a north-south connection to the rest of Michigan and to Toledo. More recently, the freeway system repeated the railroads' century-earlier impact on the area, but on a scale many times greater. The primary freeway orientation was east-west, particularly to the southeast Michigan region. A north-south orientation was created with construction of the I75/US23 freeway system, from the Canadian border at Sault Ste. Marie to southern Florida.

Fourth, throughout this period of development, the steady and sometimes rapid growth of the city took place primarily at the expense of Ann Arbor Township territory. Much of the original township area-about 50 percent-has been absorbed by the city to support its growth.

The remaining township territory still has the natural character that made the area attractive for initial settlement. The attractiveness of these features is amplified many times by the fast, easy access to millions of people and thousands of businesses provided by the freeway system. It is with these historical forces-natural beauty for a living and working environment, ready accessibility to a larger region, and the attraction of a major city on its doorstep-that Ann Arbor Township moved from the final years of the 20th century into the 21st.

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PART 3

EXISTING CONDITIONS - THE PLANNING AGENDA

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

PART 3 EXISTING CONDITIONS - THE PLANNING AGENDA

A number of existing and anticipated conditions are expected to affect Ann Arbor Township in the future. These conditions are the framework for developing objectives and policies for planning in the next 20 years. These are the issues that the General Development Plan is designed to meet.

3.01 Township Location and Development Context.

A. Ann Arbor Township is located in a major development corridor. The southeast Michigan metropolitan area is growing westward along the I96 freeway, 16 miles to the north, and west in the M14 and I94 corridors to the Ann Arbor area and beyond. Convergence of the M14/I94 freeways at the west edge of the city of Ann Arbor increases the strategic position of Ann Arbor Township in terms of development pressure. The force is augmented by the northeastward expansion of the city to the M14/US23 boundary.

North-south growth in the US23 corridor between Ann Arbor and Brighton might become a significant force in the next 10 to 20 years. The south end of the corridor is still somewhat dormant in terms of development activity but development interest has intensified in the Whitmore Lake area and is substantial in the Brighton area. It is reasonable to expect that development pressure will continue in this corridor and the intensity of its impact is expected to increase in the northwest and north parts of the planning area.

B. The township will also be affected by a general trend in the national economy toward continued and, in some cases accelerated, decentralization of urban areas-the scattering of work centers and a large increase in the potential living area that is within a reasonable commuting distance of the work place. A continued increase in working at home will augment this trend. As a result, many people will be able to live where they want, without the constraint of commuting time. These factors, together with the attraction of the Ann Arbor area as a place to live and work, will add pressure to develop Ann Arbor Township.

C. Ann Arbor Township is an integral part of the Ann Arbor area. While the township does not have a single developed focal point, such as a central business district, it does have three characteristics that establish the unique character of the township. These are:

1. The township has a character of a sparsely developed, generally rural land use pattern in the northwest area, west of the Huron River, and in the north area. These areas, outside Barton Hills village, have farming operations and scattered large residential parcels of land.

2. The three very low density urban land use areas-Domino's Farms, the UM East Campus, and the Ann Arbor Technology Park, together represent a unique part of the entire Ann Arbor area. These are located in the north part of the east area and provide a distinct low-density contrast to the more intensely developed City to the west.

3. The east edge of the planning area, north of the Huron River, is for the most part, in permanent open space and consequently creates a greenbelt along the northeast edge of the Ann Arbor urban area. This open space consists of the Radrick Farms/Botanical Gardens/Fleming Creek corridor, Marshall Park, and Hoerner McGloughlin Woods.

Thus, except for the higher urban density represented by Village Green, the Fleming Creek subdivision and the Arbors, Arbor Township is a very low density contrast and boundary to the north and northeast edges of the city of Ann Arbor. Its proximity to the City helps emphasize the character of Ann Arbor Township.

D. The annexation issue between Ann Arbor Township and the City of Ann Arbor was resolved in 1994 by the City and Township each adopting an identical policy statement. These statements provide for the orderly annexation of township properties within a set boundary. The boundary generally follows the freeway around Ann Arbor formed by M14 and US23. Land beyond this boundary will not be annexed by the City.

E. At least half of the Township's planning area has relatively fixed land use pattern because of existing development, lot sizes, and location. Parts of this area are either fully developed or the existing land use pattern sets the stage for the future (as in the case of Domino's Farms Office Park and the U of M east campus, although in the latter situation the specific future uses are not known at this time, only the basic street and open space patterns). Not more than eight square miles of the planning area have alternative land use possibilities, and, in some cases, these alternatives are constrained by location of the land and surrounding conditions.

3.02 Land Use Policies of Neighboring Communities.

A. Ann Arbor Township shares its borders with seven other townships and the City of Ann Arbor. Three of the neighboring townships only touch Ann Arbor Township at its northwest, northeast and southeast corners. In addition, the University of Michigan is a significant landowner in the township. Development activities and planning policies in these communities and in the U of M East Campus will impact the future character of the township. Understanding the existing conditions in these areas is essential to establishing policies for Ann Arbor Township.

1. The University of Michigan. The University of Michigan has significant land holdings in and near Ann Arbor Township. The University owns 390 acres in the Ann Arbor Technology Park and additional acreage elsewhere in the township. An office complex and a medical facility at the corner of Plymouth and Earhart Roads are currently the only existing University developments in the township. However, the University is expected to develop the East Campus in coming years. The University has not yet announced policies for this area. Such development will have significant impacts on township water and sewer capacity, traffic, and natural features. These impacts cannot be described or quantified due to the present lack of information.

2. City of Ann Arbor. The city's ability to annex Ann Arbor Township properties is limited to those areas agreed upon in the 1994 Boundary Policy Statement. However, development in areas of the city bordering the township may strongly impact land uses within the township. For example, the city foresees multiple-family residential growth in its northeast area. The density of this kind of development could have spillover effects on future land use in the adjoining parts of Ann Arbor Township. A cooperative planning relationship with the city is important so that planning policies of both municipalities in border areas will be compatible with each other.

3. Northfield Township. Northfield Township borders Ann Arbor Township to the north along Joy Road. Northfield Township is experiencing continued urbanization around Whitmore Lake, with possible future extension of urban development south along Whitmore Lake Road and US23. Future residential development will likely take place in this area, as well as at the US23/North Territorial Road interchange and around Horseshoe Lake. In the area bordering Ann Arbor Township, Northfield plans to promote agricultural uses and some residential development on one to 10 acre lots.

4. Pittsfield Township. The northeast part of Pittsfield Township (Section 1) borders Ann Arbor Township along Clark Road. Existing apartment and office complexes are located adjacent to Ann Arbor Township. The Washtenaw County Service Center property abuts Ann Arbor Township at the intersection of Clark and Hogback Roads. The north part of the service center property is open for further development for County government functions.

5. Salem Township. Salem Township's southwest corner touches the northeast corner of Ann Arbor Township at the intersection of Joy and Dixboro Roads. Salem's Growth Management Plan calls for low-density residential growth in this area (two acre minimum lot sizes).

6. Scio Township. Scio Township abuts the western border of Ann Arbor Township at Maple Road. Scio's Master Land Use Plan prescribes low to medium density residential uses in this area (one to 2.5 acre minimum lot areas).

7. Superior Township. The western border of Superior Township is adjacent to Ann Arbor Township along Dixboro Road, from Joy Road to just south of Plymouth Road. University of Michigan property (Matthaei Botanical Gardens and Radrick Farms) forms a buffer between the two townships from Plymouth Road south to Geddes Road for a length of approximately 2 1/2 miles. North of the Dixboro community, agricultural and rural residential uses predominate on two to five acre lots. Near the community of Dixboro, a suburban residential pattern with one acre and larger lots is generally established by existing development (as in the Tanglewood subdivision), although the older part of Dixboro has smaller lots. Protection of the character and quality of life in the Dixboro community is a top priority of Superior Township's general development plan. The southern areas of Superior Township, which have access to public water and sewer, support relatively low-density residential development (two acre lot minimums) in the southeast and the Catherine McAuley Health Center. The Health Center abuts land in Ann Arbor Township.

8. Webster Township. Webster Township touches the northwest corner of Ann Arbor Township at the junction of Maple and Joy Roads. Webster Township's General Plan directs new residential development toward the existing settlement of Loch Alpine and the Village of Dexter. The agricultural area in the southeast corner of Webster Township is designated for low to medium density residential use with relatively small minimum lot sizes (one to two acres) in the Township's General Plan.

9. Ypsilanti Township. The northeast corner of Ypsilanti Township touches the southeast corner of Ann Arbor Township at the intersection of Golfside and Clark Roads. This area is developed with multi-family residential land uses and office facilities.

3.03 Environmental Conditions.

A. The gently rolling landscape of Ann Arbor Township is dominated by agricultural lands, woodlands, wetlands, and two major stream corridors-Traver Creek and Fleming Creek. These features help define the rural character of the area and distinguish it from the urban character of the city. The existence of sensitive natural features throughout the township puts limits on the development potential of land and has resulted in township policies and ordinances to preserve agriculture, open space, and natural features. Natural features also add amenities and value to existing residential development. A description of the primary natural features that constitute the township's environment follows; MAP 10 indicates in a general manner where these features are located. Field study is always necessary to identify the exact location and boundaries of these areas as part of the development review process.

1. Watersheds and watercourses. Ann Arbor Township lies within the Huron River Watershed. The Huron River, at Barton Pond, serves as a drinking water source, and the river and its tributaries provide wildlife habitat, recreation opportunities, and scenic beauty.

The Township is located in five primary sub-watersheds, or "creeksheds," the Middle Huron, Traver Creek, Horseshoe Creek, Fleming Creek, and Swift Run. The Middle Huron sub-watershed covers the northern portion of the Township; the Traver Creek basin lies in the middle of the Township; the Horseshoe Creek basin extends south from Northfield Township into the north central region of Ann Arbor Township (Horseshoe Creek flows north toward Whitmore Lake); the Fleming Creek basin comprises most of the eastern portion of the Township; and the northern portion of the Swift Run basin lies in the southeastern area of the Township. Recognizing these watershed units is useful for planning purposes, and for monitoring the cumulative impact of development within each watershed.

The three most important watercourses in the Township are: Fleming Creek and its tributaries, Swift Run Drain, and Traver Creek. These waterways discharge into the Huron River.

Traver Creek flows through alternating agricultural and suburban residential areas.
Fleming Creek traverses several residential developments and the eastern side of U of M East Campus and Ann Arbor Technology Park. Swift Run Drain flows through wooded residential and developing areas on its way to the Huron River.

Both Fleming Creek and Swift Run Drain have management plans, which are designed to limit the impact of development on the creek corridors and watersheds. These plans should be incorporated into the General Development Plan. Fleming Creek is one of the highest quality tributaries in the Huron River watershed. The draft Fleming Creek Management Plan (FCMP) proposes strategies aimed at protecting water quality and preserving the rural character of the stream. The FCMP recommends strict control of stormwater and erosion to preserve and improve the creek's water quality. FCMP addresses future development, and recommends that construction in the creekshed is located away from streams, wetlands, steep slopes, and groundwater recharge areas. In addition to the FCMP, the Impervious Surface Reduction Project recommended stricter stormwater controls and limits on building sizes and paved areas in the watershed. However, most of the watershed's acreage is located outside of Ann Arbor Township, and Ann Arbor Township's policies will affect only a portion of the watershed. Political units that share the watershed should develop common policies designed to protect water quality.

2. Wetlands. Wetlands occur throughout the township as either isolated pockets of saturated soil or swales filled with water only in wet months, as year-round ponds, or as complex systems of swales and ponds connected by streams and draining into larger water courses. Wetlands are often referred to as fens, bogs, or swamps. These wet areas serve as valuable wildlife habitat for fish, amphibians and migratory birds, provide flood control and groundwater recharge, help irrigate the landscape, and drain rainwater from the soil. Because of the integral part they play in the landscape, wetlands are very sensitive to damage by polluted runoff, sedimentation from erosion, and outright destruction by development. The size, quality, and connectivity of wetland systems are all important factors considered in township planning. Many wetlands are protected under state law; others are protected by the township's Wetland and Watercourse Protection Ordinance and zoning regulations.

3. Groundwater recharge areas. These are where rainwater collects and percolates slowly through the soil, eventually reaching an underground aquifer in a pristine state. These areas are often found in floodplains or associated with wetlands, but usually their boundaries are imprecise. Pavement in groundwater recharge areas reduces absorption area. Developing in these areas can also result in discharge of pollution into the soil; and possible percolation into aquifers that supply well water. Groundwater recharge areas play an important part in the overall environmental health of the township. These areas can also be important to maintaining water levels in wetlands and stream/river flows.

4. Floodplains. Floodplains are low laying areas adjacent to lakes, streams, rivers,
or ponds and receive excess water from flooding. They protect downstream areas from

flooding and control erosion, silting, and contamination of water features by storing excess water during flood periods. Floodplains also serve as wildlife corridors and habitat for plant and animal species. Some floodplains have development restrictions imposed by the Federal Emergency Management Agency (FEMA). Township development regulations should limit development in these areas. Delineated flood plains in Ann Arbor Township are relatively narrow bands of land adjacent to the Huron River and certain streams.

5. Woodlands and other flora. Once forested over most of its territory, the township has only fragments of native mixed hardwood woods and cultivated pine plantations. These stands of trees provide wildlife habitat, shade, and scenic amenities to the township and stabilize soil as well as aiding in the absorption of precipitation. Woodlands are often along watercourses and floodplains, on wet soils, or in wetlands. Trees in wet areas include willow, red and black maple, elms, and red ash. The township also has some dry, upland area woodlands, located on well-drained soils and often interspersed with residential development. These woodlands include remnants of beech/maple and oak/hickory forest. The township is host to a number of threatened plant species, including the white lady-slipper, taprooted valerian, ginseng, American burnet, goldenseal, Jacob's ladder, and Virginia snakeroot. A comprehensive inventory of botanical species in Ann Arbor Township is provided in the 1994 report, "Environmentally Significant Areas of Ann Arbor Charter Township," by Ellen Weatherbee.

6. Fauna. The township is home to at least two state-protected species, the redside dace (an endangered species), and the Massasaugua rattlesnake (a reptile of special concern). Common mammal species include deer, raccoons, opossums, skunk, rabbits, groundhogs, and a variety of squirrels and smaller rodents. Red foxes and coyotes are occasionally seen. Commonly found bird species include a variety of hawks, turkey vultures, American crows, pheasant, blue jays, Mallards and wood ducks, great blue heron, great egrets, Canada geese, woodpeckers, and a variety of songbirds. The wetlands and watercourses of the township are home to a variety of amphibian and fish species.

7. Soils. Soil is the lifeblood of agriculture as well as the nourishment for many species of vegetation, and is an important resource for the township. Much of Ann Arbor is composed of glacially deposited sandy and loamy soils and gravel, which are well drained. However, a significant amount of the township is covered by wet soils, which are often associated with wetlands, woodlands, or groundwater recharge areas. Wet, or hydric, soil is defined in the Soil Survey of Washtenaw County as having a slow infiltration rate and/or a high water table (depth to water one foot or less). Wet soils provide for vegetation important to wildlife and the aesthetic beauty of a green landscape. They are also an impediment to development. Soil type is therefore an important consideration in the township's land use policies. Heavy, wet soils with high clay content limit residential development due to poor drainage and an inability to support septic systems. Wet soil areas are sometimes interspersed with pockets of well-drained soils.

The northwest area has some concentration of soils that are not suitable for septic tanks and drain fields, based on the County Soil Survey. Those soils constitute an estimated 25 percent of the area. Other significant areas of hydric soils are found in the north area. In areas with wet soils, large lots may be needed in order to find an area appropriate for a drain field on each lot.

8. Agricultural lands. Class II soils, the highest quality soil in Washtenaw County for farming, cover much of the northwestern and north central portions of the township. While not "natural" elements of the landscape, agricultural lands play an important role in defining the environmental conditions of the township. Since the 1800s, farming has significantly reshaped natural features in the area. Most of the remaining open spaces in the township's landscape are agricultural lands, and these areas are subject to increasing pressure from residential development. Continued residential growth is a threat to the remaining good quality agricultural land. The best agricultural land is located in township Sections 3, 5, 6, and 10.

3.04 Housing and Demographics.

A. The housing stock in Ann Arbor Township prior to 1987 consisted almost entirely of single-family detached dwellings. With the subsequent construction of the Fleming Creek subdivision, Village Green apartments, the Arbors and Laurel Gardens condominium complexes, the township's housing stock is now approximately 63% single family and 37% multiple family including single-family attached units. Sixty-six percent of all units are owner occupied. The number of multiple-family dwelling units is not expected to increase in the future.

B. As of March 1998, Ann Arbor Township has an estimated 2,042 housing units, a 20% increase in 8 years. Based on the number of building permits issued, an average of 33 new single-family housing units were constructed each year from 1990 to 1998. Permits for two-family or multiple-family dwelling units were issued in at an average of ten units per year in 1990, 1995, and 1996. With development interest in Ann Arbor Township, and availability of public water and sanitary sewer service in the east area, housing unit construction might continue for some time. A build-out analysis of this area shows the potential for over 1,200 dwelling units more than twice the number built as of September 1998.

C. Southeast Michigan Council of Government's (SEMCOG) population projections for Ann Arbor Township, including Barton Hills Village, show a 2010 population of 5,606 people. The 1990 population of the township was 3,838 people. The current population as of the 2000 census is estimated to be 5,055 persons, a 29 percent increase since 1990. The livability of the Ann Arbor area means that Ann Arbor Township could be developed by the year 2020 to whatever capacity is permitted by the general development plan and zoning ordinance. Current zoning provides capacity, in terms permitted densities for a potential township population of 6200 people. The rate of growth and densities that will be permitted are key policy issues. This suggests that the general plan should be prepared for an ultimate population based on land use policies, rather than a projected population. In addition, the zoning districts should be designated to be consistent with this population/land use.

D. Census data for 1970, 1980, and 1990 show a progressively aging population in Ann Arbor Township. The 0-20 age group decreased a total of 52 percent over the 20-year period. In contrast, the 21-65 age group increased in both decades, especially in 1980-90, a total of 53 percent. The number of people 65 and older also increased by 64 percent over the 20 years, but comprised only 11 percent of the 1990 population (versus 7 percent in 1970). It is reasonable to expect this population-aging trend to continue.

3.05 Transportation Issues.

A. Joy Road as a North Ring Road segment. UATS has proposed Joy Road as a north segment of a "ring road" that will encircle the urban area around its outer edges. Paving and road realignment including the intersection at Whitmore Lake Road would be necessary for this plan to be implemented. Priority for this project is low, and it is unlikely to be implemented.

B. Park and Ride Lots. The City of Ann Arbor's Transportation Plan Update of 1990 calls for the creation of several park and ride lots, two of which are proposed in Ann Arbor Township. The proposed lots would be located at Geddes/Fuller Roads, taking riders between US23 and downtown Ann Arbor, and at Plymouth/Dixboro Roads, also taking riders downtown. Currently, the Ann Arbor Transportation Authority has no plans to build these lots. Any AATA services provided in the township will require a contractual agreement between the township and AATA.

C. High Speed Rail: Detroit/Chicago. Federal and participating state governments have conducted a study of a proposed Midwest High Speed Rail Network, which includes St. Louis, Chicago, Milwaukee, and Detroit. A segment linking Chicago and Detroit would have a state-of-the-art train control system, which enables higher speeds and greater passenger safety. The Detroit to Chicago line would run through Ann Arbor Township on the Conrail (formerly NYC) system. Any road improvements, which involve railroad right of way, should acknowledge that the high-speed railroad might become a reality. Existing legislation provides support for this strategy. For example, federal funds are available to replace at-grade rail crossings, such as the crossing on the Geddes/Dixboro/Huron River Drive route.

D. Limited access to northwest area. Road access to the northwest part of the township is restricted by the Huron River, railroad tracks, and freeways. The area has only two access points from the city, and both are substandard. Maple Road is limited in capacity by the one lane Foster Bridge and the at-grade rail crossing just south of the bridge. Whitmore Lake Road is connected to North Main Street by M14, but traffic must merge with freeway traffic for a short distance on the bridge. Barton Drive and Pontiac Trail provide an alternate route, but this is a circuitous route to and from the central and western parts of the city.

E. Foster Bridge. The Foster Bridge is a major limitation for access to the area north of the river because it is only one lane wide and has weight limits; school buses and fire fighting equipment may not cross it. The bridge, built in 1880, is also a designated historical structure by the State of Michigan. The bridge provides access to Barton Hills and the northwest part of Ann Arbor Township, as well as the neighboring parts of Scio, Webster, and Northfield Townships. Continued residential development in the Maple Road area, especially in neighboring townships requires a new or renovated bridge at least two lanes wide. The UATS 2025 Long Range Transportation Plan Update for Washtenaw County calls for the replacement of the bridge between 2001 and 2005. The UATS plan update has been adopted by the UATS Policy Committee and SEMCOG. Efforts are underway to preserve and repair the existing bridge.

F. Realignment of M14 and Barton Drive Ramp. The UATS 2020 Long Range Plan calls for the realignment of the ramp at M14 and Barton Drive to be funded by the Michigan Department of Transportation (MDOT). UATS has been awarded federal funds to conduct a study on the realignment.

G. Road pavings. Maple Road provides access to the growing residential areas in the northwest area and neighboring parts of Scio and Webster Townships. Paving might eventually be needed. However, designs for paving and road drainage improvements might propose removal of trees and brush in the right of way.

H. Improvement of Ford Road. Pressure to improve Ford Road as a connector road between Dixboro and Earhart Roads would have resulted from the creation of the M14/Dixboro interchange. Since this interchange is unlikely to be built, major improvements to Ford Road are not likely to be needed.

I. US23/Plymouth Road interchange. US23 from Plymouth Road to Clark Road is the boundary between Ann Arbor Township and the city; west side exit and entrance
ramps at US23 are in the city, while east side ramps are in the township MDOT. UATS, the city, and the County Road Commission have proposed reconstruction of the Plymouth
Road/US23 interchange to deal with increased traffic flows. The 1992 General Development Plan proposed construction of a partial cloverleaf for directional flow at this interchange.

J. Realignment and widening of Dixboro Road. In July 1998, the Washtenaw County Road Commission voted to realign and widen Dixboro Road between Geddes and Huron River Drive, building a new four-lane bridge over the Huron River and the railroad tracks. This will result in the realigned Dixboro Road curving into Huron River Drive near the Community College.

Traffic increases will create pressure to widen Dixboro Road between Geddes and Plymouth Roads. Removal of trees and brush in the right of way would likely be part of a widening project.

K. Geddes Road/US23 interchange. UATS indicates that upgrading the Geddes/US23 interchange to a full directional interchange is needed to eliminate the congestion caused by the large number of turns to and from the ramps. Additional right of way might be required, but would be difficult to obtain in the northeast quadrant because of the Village Green development. A currently unfunded UATS project calls for the reconstruction of the Geddes Road Bridge to five lanes and the reconstruction's of the entrance and exit ramps. However, the project does not propose conversion to conform to a full directional interchange.

L. Hogback Road alignment. Hogback Road is basically an extension of Dixboro Road to Washtenaw Avenue, and to Carpenter Road further south. The alignment is not a smooth one, however, because its continuity is broken by the Dixboro Road at-grade railroad crossing and the "T" intersection of Dixboro and E. Huron River Drive. The road is currently operating in the upper half of its capacity range. Traffic counts for 1997 show Hogback Road north of Clark carried over 9,300 vehicles per day. South of Clark, Hogback Road carries over 12,300 vehicles per day.

M. Clark Road Extension. Extension of Clark Road from Hogback Road west to Huron Parkway has been proposed in various plans for a number of years. The UATS and city plans call for the extension in order to relieve traffic congestion on Washtenaw Avenue and to provide a more efficient connector to the Huron Parkway. The city calls for the project to be implemented between 2003-2010, and UATS calls for the project to be done between 2016 and 2020. Pittsfield Township has reserved 60 feet along its north township line for half of a future 120-foot right of way. This extension will traverse Ann Arbor Township land; however, most of the extension is west of US23 and is in an area to be annexed by the city under the 1994 Boundary Policy Statement.

3.06 Public Services and Facilities.

A. Ann Arbor Township contracts with the City of Ann Arbor to provide public water and sanitary sewer service in part of the township. The Township may purchase approximately 1.2 million gallons (mgd) of water per day from the City. The Township is authorized 1.65 mgd of wastewater flow in the Ann Arbor Water Treatment Plant. This capacity is divided between two utilities service areas, discussed below. The Township owns and maintains the water mains, sanitary sewers, and appurtenances that are located in Ann Arbor Township.

1. The Township has two sanitary sewer and water service areas (3A and 5A-See Maps 7 & 8). These areas were originally designated by the 1976 Facilities Plan of the Ann Arbor Waste Water Treatment Plant. Area 3A was included in the service area in order to provide sanitary sewer service to Barton Hills in the event of septic system failures in the Village. Area 5A was designated due to its development as a research and technology center with public utility needs. Only district 5A is served by public sanitary sewer and water; the contract with the city limits water service to district 5A. District 3A may be served by public sewer only if septic systems should fail. Barton Hills Village has its own water supply. The remainder of the Township is outside the designated service area and will be served by private wells and on-site septic systems as allowed by environmental conditions and by the County Environmental Health Division.

2. The Township has received requests to allocate excess wastewater treatment capacity from areas 3A or 5A to other areas of the Township. In order to respond to these requests, the Ann Arbor Township Board adopted a Utilities Service Policy in 1996. The Utilities Service Policy basically restricts services to the designated service area with very limited options for extending services outside the area. The unknown future sewer service needs by the University in district 5A is a major concern.

B. The Township's administrative offices and meeting hall are sufficient to meet the public needs in the foreseeable future.

C. The township has two fire stations and these provide adequate coverage to all parts of the planning area. No additional fire stations are expected to be needed through 2020.

D. The entire area is in the Ann Arbor public school district. All existing schools that serve the planning area are located in the city, and there are no plans to construct public schools in the planning area.

3.07 Commercial Services.

A. All existing and likely future residential areas in the township planning area are located within two or three miles of major commercial centers on Plymouth Road, Washtenaw Avenue, Carpenter Road, and Maple Road. In addition, downtown Ann Arbor and the Briarwood Mall/Oak Valley area provide complete coverage of the existing and potential market in the planning area and are more than sufficient, in terms of location, retail floor area, and range of goods and services offered, to meet existing and future needs of township residents. Consequently, there is no need to locate commercial services in Ann Arbor Township.

B. Motels, restaurants, gas stations and other highway commercial services are fully developed at the Washtenaw Avenue and Plymouth Road interchanges on US23. These service areas are only three miles apart and meet the needs of motorists on US23. Additional highway commercial services are not needed in the Geddes Road/US23 and Plymouth Road/US23 interchange areas.

3.08 Industrial, Office, and Research Development.

Ann Arbor Township has had a significant potential acreage of research and industrial development land removed from its tax base. Of the 600 acres of land intended to be part of the Ann Arbor Technology Park, less than 200 acres have been developed into research and light industrial uses. The University of Michigan purchased 390 acres of the remaining land in the technology park as well as an 11-acre site north of Plymouth Road that is zoned for office use. Elsewhere in the township, opportunities for new research and development activities are limited to approximately 35 acres at the interchange of US23 and Plymouth Road. There are 21 acres of industrial-zoned land in the township that are partially developed. There are approximately 250 acres of office and office park zoned land in the township, most of which is part of the Dominos Farms office park.

3.09 Proposed Geddesburg Historic District.

The Township Board of Trustees established the Geddesburg Historic District Committee in July 1997 to examine the historic integrity of the unincorporated hamlet of Geddesburg (in the southeastern portion of the township), and determine whether it qualifies for designation as a historic district. In July 1998, the Committee issued a preliminary report calling for the designation of a historic district in Geddes. Possible boundaries in this area would be US23 to the west, Geddes Road and Fleming Creek to the north/northeast, and the Conrail tracks and Huron River Drive to the south/southeast. The Committee has inventoried several historic residences, former commercial buildings, and landscape features in the area dating from an 1832 settlement. Designation of this area as a historic district would require that any construction, alteration, repair, moving, or demolition within the district be approved by the township building inspector. The Committee claims that the district would result in several major benefits, including increased property values, preserved cultural resources, and protected landscape features.

3.10 Residential Capacity.

The residential capacity of the planning area is about 3,500 dwelling units under the 1992 General Development Plan. The zoning ordinance as of mid-1998 would permit about 2,990 dwelling units in the planning area. The Township has an estimated 2,050 dwelling units. Under current policy, the planning area has capacity for an additional 850 DU's under current zoning and 1,450 DU's under the 1992 plan. These DU's translate into an additional 1,900 to 3,200 people.

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PART 4

OBJECTIVES

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

PART 4 OBJECTIVES

Objectives are the heart of the general development plan. They form the context for the plan's overall strategy and are the measures against which policies are evaluated. Objectives are derived from knowledge of the citizens' desires for their community and the Planning Commission's assessment of the existing and future conditions that the township faces.

The listing order of the following objectives does not reflect or imply relative importance.

4.01 Preserve the Township's rural character.

The Township's predominant character is rural. The rural character is created by lands still in agricultural use, very low density residences, large areas of publicly owned open space, and an abundance of natural features-primarily stream corridors, wetlands, and wood lots. Even part of the urban development east of US23, south of M14, has a basically low-density character to it-Domino's Farms, which is a large office building surrounded by crop and pasture lands. The former Ann Arbor Technology Park was planned as a low-density research park with large areas of open space and preservation of existing natural features. Now that the University of Michigan owns almost all of the undeveloped land in the former park, the Township will encourage UM to continue that concept as it develops its plans and facilities. The Village Green, the Arbors, and Fleming Creek residential developments are exceptions to this character but the higher density of these areas is somewhat mitigated by the presence of nearby large open spaces.

The Township wishes to retain a largely rural character when it is fully developed while accommodating a diversity of residential, office, research, and recreational uses. The overall low population density associated with this vision would not require costly amenities. Large green belt areas, either devoted to agriculture or rural residences, will provide habitat for animal and plant life that cannot survive in an urban setting, even in parks. The presence of a tranquil, rural setting close to the center of a large urban area will improve the quality of life for both Township and City residents.

4.02 Preserve and Enhance the Township's identity.

This objective is very closely related to the preceding objectives but it deserves separate mention because of its importance. The Township cannot achieve its other objective unless it preserves itself as a viable political entity. Many elements compose the character of a municipality and create its identity. In Ann Arbor Township's case, the rural character is a major element; the physical shape, the "L" shaped land that wraps around the north and northeast sides of the city is another major element. The freeways and the Huron River provide a distinct, physical separation between the relative low density of the township and the higher density of the city. The contrast helps define the township's identity.

4.03 Encourage farming operations.

The township still has areas that are actively farmed. Agriculture is under intense pressure in areas that are as close to Ann Arbor as the township. The Township believes that despite this pressure, farming, including smaller scale, niche-type farming operations are feasible and should be supported. Such operations serve an important market need in the nearby urban area and provide a useful balance and contrast to the more intensely developed urban area. Farming provides important economic support for the objective of preserving the township's rural character, and is a facet of the objective of preserving open land. The opportunity to preserve these operations still exists, and the effort should be made now, lest the opportunity be lost forever.

4.04 Protect and preserve natural features.

Existing natural features-wood lots, wetlands, stream corridors, and fencerows-should be protected and preserved. They should be respected in farming activities, daily living in rural residential areas, and in development planning and construction. These features are important as visual amenities and are critical elements in sustaining the rural character of the township. Most communities, especially townships, have natural features but the patterns that they collectively create are usually unique to each community. So it is with Ann Arbor Township. Its natural features play a vital part in establishing the township's character and identity.

Protection and preservation of these features have an even more important purpose-they are vital elements in the region's natural system. They perform many interconnected functions. Disruption of one can have adverse effects on others and can subtract something from the quality of life in both the township and neighboring communities.

4.05 Protect the natural conditions of watersheds.

Watersheds, or the drainage sub-basins in the Huron River drainage basin, are important systems on which to focus for protecting the township's natural features, especially wetlands and stream corridors. The Fleming Creek and Traver Creek watersheds are the two largest in the township. By focusing on watersheds as units for planning, many policies relating to preservation of natural features can be realized. Not more than 15 percent of a watershed's land area should be in impervious surfaces. Research indicates that at levels of imperviousness of 8 to 10%, stream quality begins to deteriorate. (Huron River Watershed Council).

4.06 Establish cooperative relationships with neighboring municipalities.

The future of Ann Arbor Township will be integrated with the future of each of its neighbors and with the Ann Arbor urban region. Achieving each of the preceding objectives will require cooperation with neighbors. For example, the Fleming Creek watershed is located in four townships and the City of Ann Arbor. The creek discharges into the Huron River in the southeast corner of Ann Arbor Township. Success in reaching objectives and implementing policies that Ann Arbor Township might have regarding preservation of the water quality in Fleming Creek or of protecting the stream corridor will depend to a great extent on preservation efforts upstream in Northfield, Superior, Salem Townships and the City of Ann Arbor. As another example, preservation of agriculture in portions of Ann Arbor Township will be even more difficult than it currently is if neighboring communities permit higher density development in adjacent areas. An on-going planning and working relationship with its neighbors is essential if Ann Arbor Township is to have a reasonable chance at achieving its other objectives.

4.07 Protect existing residences from new development.

Existing residential areas should be protected from potentially adverse impacts of new development. Where higher density residential development or non-residential development is close to existing residences, land use policies should be designed to create a secure and stable environment for those residences.

4.08 Road improvements should be designated to support land uses.

Future road improvements should be fully integrated with and supportive of the township's land use policies. Too often land use policies must be adjusted to fit road improvement plans. Planning for traffic flows and necessary road improvements should be consistent with transportation policies of the Ann Arbor/Ypsilanti urban area. Road improvements should respect natural features, especially trees and brush, and the natural character of road corridors. Existing residential areas should be protected from road widenings and realignments.

4.09 Preserve open space.

Open spaces are an important part of the township's rural character. Preservation of open spaces supports all the other objectives-preservation of rural character, preservation of the township's identity, encouragement of farming operations, protection of natural resources, protection of natural conditions of watersheds, protection of existing residential areas, and even in maintaining a cooperative relationship with neighboring government entities. Preservation of open spaces must be an important consideration in all township development proposals.

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PART 5

STRATEGY

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

PART 5 STRATEGY

The strategy underlying the general development plan derives from the conditions that have or will have significant impact on Ann Arbor Township and from the objectives that have been established for the plan. It consists of elements that, individually or together, create the context for the policies that follow in Part 6. These elements as described in the following sections are not listed in order of importance.

5.01 A clear separation of rural and urban land uses will be encouraged by dividing the two with physical elements where possible. The M14 freeway and the Huron River west of the M14 river crossing will be used to separate the urban uses to the south from the much lower density uses to the north. The area north of this line will be rural residential and agricultural in use, except the existing suburban residential use in the area between Whitmore Lake Road and US23 and in the Warren Road/Pontiac Trail intersection area. The area south of this line will be primarily urban or suburban in use. The Ford Road residential area, which is south of M14, is an exception because it is an established large-lot, low-density, rural residential area.

5.02 Public water and sanitary sewer services will be used to support the distinction between urban and rural areas and to protect the designated rural area from intrusion by urban development. These services will be provided only in the designated service areas. They will not be extended north of the M14 freeway and Huron River line.

5.03 Areas outside the designated public water and sanitary sewer service area will be served by on-site wells and septic tanks/drainfields as approved by the Washtenaw County Environmental Services Division.

5.04 Existing agricultural lands in the north part of the township will be preserved. Rural residences will be permitted in the designated agriculture area at a density of 0.1 DU/acre. Clustering will be required and a maximum lot size will be established to maintain relatively large tracts of undivided land suitable for agricultural uses. A density incentive will be provided for clustering. Agricultural operations suitable for a metropolitan setting will be encouraged in this area. These will include cultivation of fruits and vegetables and non-intensive raising of animals and fowl.

5.05 Clustering of residences will be required in the parts of designated rural residential areas that are intended for open space preservation. Clustering will maintain relatively large tracts of undivided and undeveloped land for possible small-scale agricultural uses, general open spaces, and to preserve natural features. Small scale farming operations will be encouraged on larger lots in this area.

5.06 The Domino's Farms complex is a special zoning district. The policies included in the approved special district for Domino's Farms are still considered by Ann Arbor Township to be valid and are included in this general plan in their approved form.

5.07 The University of Michigan owns approximately 400 acres in the former Ann Arbor Technology Park, now known as the East Campus. The township expects that the university and township will regularly discuss plans for the area and that the university will follow the design guidelines that were part of the park as approved by the Township Board. The remaining privately owned parcels in the original park will be subject to the park's regulations and design guidelines as approved by the township.

5.08 The existing lot-density and rural residential areas have undeveloped lands within them or in their general vicinities. Development of these lands will be consistent with existing densities and character; densities and uses on such lands will not be permitted to adversely affect existing residential areas.

5.09 Ann Arbor Township has many areas with natural features such as wood lots, wetlands, fencerows, and stream corridors. These features will be preserved and will be used to maintain and, where necessary, create, a connected system. These features, together with large open areas and very low-density uses, give the township its unique character. They are used in the plan to provide a visual and physical structure to the township. Most importantly, they are respected for their integral role in maintaining balance in the environment.

5.10 The plan focuses on watersheds that are tributary to the Huron River as critical planning areas within the larger township planning area. Protection plans should be developed for each watershed within the Township and policies in the general development plan will be consistent with watershed policies. Development within each watershed will be limited to the capacity of that watershed. Impervious areas will be controlled to protect water quality.

5.11 Policies will be coordinated with neighboring municipalities. Special efforts will be made to coordinate policies in the watersheds tributary to the Huron River.

5.12 The Boundary Policy Statement between the city and township is recognized in this plan.

5.13 No commercial areas will be designated in Ann Arbor Township. A vast range of commercial services is readily available in the City of Ann Arbor and Pittsfield, Scio, and Superior Townships. These developed commercial centers are all within a three-mile radius of all parts of Ann Arbor Township. These are more than sufficient to serve the commercial and service needs of all existing and future residences, businesses, and institutions in the township.

5.14 The general development plan is designed for a population capacity that is consistent with existing conditions and the objectives for the future township. The plan is therefore not designed for a specific time period or projected population.

5.15 The reality of the court ordered mobile home park on the north side of Warren Road, east of US23, is recognized in the plan. The township will permit the mobile home park to develop as directed by the court's decision. Nevertheless, the township believes that the density represented by a mobile home park is inconsistent with the rural character of the area that existed at the time of trial, exists now, and is planned for the future. The township still views the area as rural and expects it to remain so. The township will not recognize the court-ordered zoning as a precedent for any other uses or zoning districts that are not consistent with the rural designation of the area.

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PART 6

POLICIES

GENERAL DEVELOPMENT PLAN
CHARTER TOWNSHIP OF ANN ARBOR

PART 6 POLICIES

SECTION 6.01 AGRICULTURAL AREA POLICIES

A. Ann Arbor Township has a large area of actively farmed land. Approximately 5 square miles of this farmland is concentrated in a core area of two large tracts. However, the Township's farm land is under increasingly intense pressure for residential development. Intrusion of residences on scattered lots would quickly destroy the sustainability of this area for farming operations. The core area will be preserved for present and future farming activities. Preservation can be accomplished while permitting a limited number of residences to develop where they would not interfere with agricultural operations.

B. This core area of farmland is located in the northwest and north central sections of the planning area. It has an area of approximately 5 square miles and is designated in the plan for agricultural use.

C. These lands have all the characteristics deemed necessary for longer term agricultural use, namely:

1. Soils are rated by the USDA Soil Conservation Service as Class II, which is the highest ranking soils for crop production in Washtenaw County.

2. Each parcel in the designated area, with one or two exceptions, is at least 20 acres in size.

3. The parcels of land within the core area are contiguous within each of three large blocks.

4. Most parcels in the area are zoned A-1; the remainder are zoned R-C.

5. Most of the land in tracts is farmed.

6. Most of the designated area does not have significant areas of natural features.

D. Cultivation of crops, non-intensive raising of livestock and fowl grazing/pasturing, and specialty farming are considered to be suitable uses in the designated area. Concentrated animal feeding operations, including those for fowl, are considered to be unsuitable for this area because of the proximity of residential areas in Ann Arbor Township, the adjacent townships, the City of Ann Arbor, and Barton Hills Village.

E. Zoning will be the primary means of protecting the designated area for agricultural uses. A special zoning district will be created